2100 Division Street Ext St · Parkersburg, WV 26101

$125,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 1 Days on market

Built 1979 9,783 sqft lot Est $153k · 18% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your ideas, your vision, and a little imagination. This home offers the kind of opportunity that's becoming harder to find: a chance to create a space that reflects your own style while building value along the way. A few steps from the front entry lead into the living room, which flows into the dining area and kitchen. Just beyond, a spacious sunroom wrapped in windows overlooks the backyard and offers an inviting space for morning coffee, game nights, hobbies, or simply enjoying the changing seasons. Three bedrooms and a full bath are located on the main level, providing a practical layout for everyday living. The kitchen also connects to the lower level, where you'll find a finishe

Key facts

• 9,783 sq ft lot
• Garage
• Built 1979

Property features AI

Exterior

• Parking: Attached garage (1 car); Built-in garage; Driveway access; Garage faces front
• Utilities: Public water; Public sewer
• Home design: Single-story home; Fixer condition; Above-grade finished area: reported by assessor
• Construction: Vinyl siding; Shingle roof; Block foundation; Year built: source - Assessor
• Exterior features: Lighting; Rear enclosed porch; Patio; Porch

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Interior features: Double-pane windows; Ceiling fan(s)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $40 ($476/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (15.0% below list).
• Recommended offer: $106k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.5% in Parkersburg — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 72/100 on livability (#46 in WV) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, commute F, employment F.
• Wood County Schools (urban): math 38% / reading 48% proficiency, ranked #3 of 55 in WV (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Gihon Elementary School (math 52% / reading 57%, grade C, #29 of 377 statewide, top 10%, 269 students, 0% FRL); Blennerhassett Middle School (math 35% / reading 45%, grade F, #19 of 109 statewide, top 17%, 509 students, 0% FRL); Parkersburg South High School (math 28% / reading 49%, grade F, #30 of 110 statewide, top 27%, 1,454 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 149 active listings in the ZIP; 124 units permitted in Wood County in 2024 (33 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $125k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,205 (15.0% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $152,880
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 Princeton St	0.28mi	3/1.0	1,164 (+7%)	4mo	$159,500	$137	73
1404 Jeffrey St	0.60mi	3/1.5	1,107 (+1%)	5mo	$150,000	$136	63
2310 Division Street Ext	0.21mi	2/1.0 (-1)	960 (-12%)	3mo	$145,000	$151	62
2525 24th Ave	0.57mi	2/2.0 (-1)	1,090 (-0%)	7mo	$204,000	$187	58
2102 Nora St	0.38mi	3/2.0	944 (-14%)	5mo	$132,000	$140	52
2601 22nd Ave	0.57mi	3/1.5	1,040 (-5%)	15mo	$135,000	$130	52
2521 Gihon Rd	0.62mi	3/1.0	988 (-10%)	6mo	$117,875	$119	50
2507 24th Ave	0.50mi	3/1.5	988 (-10%)	18mo	$145,000	$147	44
2702 David Lee Dr	0.73mi	4/2.0 (+1)	1,125 (+3%)	24mo	$239,000	$212	32
2612 17th Ave	0.60mi	2/1.0 (-1)	1,236 (+13%)	20mo	$80,000	$65	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-17,752
• Equity at exit: $18,638

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-12,299
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 26101

• Home prices YoY: -27.3%
• Active inventory: 149
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $40

Break-even live

Break-even rent $1,012

Max offer price $125,000

Occupancy floor 91%

Sensitivity live

Price	-10% $110	-5% $75	+0% $40	+5% $4	+10% $-31
Rent	-10% $-44	-5% $-2	+0% $40	+5% $82	+10% $124
Rate	-1.0pp $103	-0.5pp $71	base $40	+0.5pp $7	+1.0pp $-26

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-05
   remarks 699-char remark
2. 2026-06-05
   listed $125,000 Pending 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast WV · Resets to sale price

• Current annual tax: $1,101 · $92/mo
• Projected year-2 tax: $1,101 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,745
• − Mortgage interest: −$7,002
• − Property taxes: −$1,101
• − Insurance: −$625
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$3,636
• Taxable loss: −$1,659
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $874/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Wood County Schools
• NCES district ID: 5401620
• Math proficiency: 38% ▼ -10.00%
• Reading proficiency: 48% ▼ -4.00%
• Median HH income: $42,363
• Composite: 36.22/100
• National rank: #4728
• State rank: #3 of 55 in WV

Livability — Parkersburg

• Score: 72/100
• State rank: #46
• US rank: #5841

Category grades

Amenities B- Commute F Cost of living A+ Crime D+ Employment F Housing A+ Health & safety A+ User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parkersburg, WV
• County: Wood County · 44,810 people
• City population: 44,810
• Metro: Parkersburg-Vienna, WV
• Population (ZIP): 28,005
• Household income: $48,710
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 723.0

Population outlook (Wood County) Hauer SSP2

• Today (2025): 84,304 people
• By 2030: 82,420 · -2.2%
• By 2040: 78,133 · -7.3%
• By 2050: 73,639 · -12.7%
• By 2075: 63,093 · -25.2%
• By 2100: 50,461 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 1%

Political lean MEDSL · Wood

• 2024 margin: Solid R (+43.0) · D 27.6% · R 70.7% · Other 1.6%
• 2008→2024 swing: -14.4pp toward R · 2008: -28.7pp · 2024: -43.0pp
• All cycles: 2024: R+43.0 2020: R+42.0 2016: R+47.8 2012: R+32.5 2008: R+28.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.52%
• Current HPI: 203.4508
• Rent YoY: —
• Metro: Parkersburg-Vienna, WV
• State GDP YoY: —
• F500 in state: 0

Price history

+160.4% since first listed

3 events — show timeline

• 2026-06-04 Pending — MLSNOW
• 2026-06-04 Listed $125,000 MLSNOW
• 1990-09-21 Sold (Public Records) $48,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,101 · +5.3% YoY. Source: county tax records.